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ZIP codes: 91030
South Pasadena is three and a half square miles of unusually intact early housing, and the city knows exactly what it has. Victorians, Craftsman bungalows and inter-war Mediterraneans sit on streets that film crews use precisely because so little of them has been replaced, and the city keeps its own landmark record and its own heritage review to go with that. A remodel here is a conversation about what stays as much as what changes. We have finished a bathroom project in South Pasadena and published it with photographs and its final price.
73 finished remodels published with their final price — nothing hidden.
What our finished LA work actually cost: 27 kitchens ran $23k–$84k, median $50k; 28 bathrooms $28k–$105k, median $38k; 17 whole-home remodels $36k–$440k, median $150k. Real final prices from our own job records, not estimates.
$32,000 A wood shaker double vanity under twin black mirrors, with a freestanding tub and marble-look shower.
$34,800 White uppers over warm grey shaker lowers, white quartz, and a stainless chimney hood.
$45,000 Rust and blue slate-tone tile over a pebble mosaic shower floor, with bronze fittings.
$84,000 Warm grey shaker cabinetry with quartz counters, plus floating vanities in dark stone tile.
$242,700 Structural work to open up the space, a vaulted ceiling, solid wood floors, kitchen and two baths.
$250,000 White shaker cabinetry and veined quartz, with hex-mosaic walk-in showers.
Not a range and not an example from somewhere else. Every project below was built in South Pasadena, and each one publishes the price it actually closed out at — the photographs, the figure, and the homeowner's own video where they recorded one.
$105,000 Final price: $105,000. That is the closed-out figure for this job, not an estimate and not a rounded range.
See this project and its price »These houses were planned when one bathroom served a family. The rooms are small, the waste runs are original, and the finishes have usually had one cosmetic pass in fifty years. It is the room where doing it properly and doing it cheaply look identical on day one and completely different in year five.
South Pasadena maintains its own landmark listings and a heritage review for work affecting them, alongside the ordinary building permit. What that means in practice is that the outside of a listed house is a design conversation and the inside generally is not.
Galvanised supply, cast-iron waste, framing that has been altered at least twice, and no vent anywhere near where a modern layout wants one. We open it and look before we price it, because a quote written without doing that is arithmetic performed on a guess.
Building permits are issued by the City of South Pasadena from City Hall on Mission Street, and work affecting a designated landmark or a property in one of the city's historic areas also goes through its heritage review rather than the building permit alone. Interior work behind unchanged elevations normally sits outside that second conversation.
We pull permits in-house — clients don't need to navigate the building department.
We can answer the South Pasadena cost question with a finished job rather than a bracket.
Our bathroom project here closed out at $105,000. Marble-veined slab walls rather than tiled ones, a frameless glass shower, and patterned tile underfoot. The whole project is published with its final price.
Read that as one contract, not a local rate. There is no per-city average on this site and there cannot honestly be one: the cost records carry no location field. The real distribution is published instead — every recorded final price on one filterable page, where bathrooms ran $28k-$105k with a median of $38k.
The difference between a good bathroom and an expensive regret in this housing stock is almost entirely invisible once the tile is on.
Waterproofing is the whole job. An original subfloor, modern water use and a tiled shower are a combination that punishes shortcuts. The substrate and the waterproofing get specified for what is actually under the floor, which we establish by opening it rather than by assuming.
The space is usually next door. A period bathroom is small because the plan is old, and the honest fix is almost always borrowing from a closet, a landing or a back bedroom. Done on a drawing that considers the whole floor, it works; done room by room, it produces a door that opens into a bath.
Slab instead of tile is a real decision. Large-format slab walls mean fewer joints, and fewer joints in a wet room mean less to fail and less to clean. It is not automatically the right answer, but in a house where the last bathroom lasted fifty years it deserves to be asked properly.
Free consult, no obligation. Onn reads every inquiry personally — and aims to reply within one business day.
Plan for 4–6 weeks of design, 4–6 weeks of permits, then 8–14 weeks of construction — 4–7 months from first conversation to final walkthrough. A designated landmark adds the heritage review on top of the plan check rather than in place of any of it.
Usually not. Heritage review is concerned with what the house presents to the street, so a bathroom rebuilt inside unchanged elevations is normally a building-permit matter. A new window in a visible wall is a different question, and we ask it at drawing stage rather than at submittal.
Yes. Marble-veined slab bathrooms with a frameless glass shower and patterned tile floors, closed out at $105,000. The photographs are the finished rooms and the full project has its own page.
Pasadena · San Marino · Alhambra · Highland Park · Los Angeles
Onn personally reviews every inquiry. Tell us about your project and we'll set up an in-home consultation — no obligation.